Your property questions answered

Do we need pp?

Q We are planning to build a conservatory before the summer. It will be quite large, running nearly the width of our detached house. The work will involve replacing two normal back windows and putting in two sets of French windows – one in the kitchen and one in the livingroom. Then there will be a door from the conservatory out to the back garden. Do we need planning permission and would you advise us to employ a specialist conservatory company or a builder?

AConservatories follow the planning rules as they apply to general extensions at the rear of domestic dwellings, which is that you do not need planning permission if the floor area does not exceed 40 square metres.

There are other restrictions, such as if you have already extended, the distance from the boundary walls, etc, but most people stay well within the guidelines and so do not need planning permission. Your conservatory sounds a little more elaborate than usual in that it will impact on both your living room and kitchen. Your first question should be ‘what will we be using it for?’ If, for example, your house is south-facing at the back and your conservatory has a glass roof then you run the risk of it being too warm in the summer and too cold in the winter. A tiled roof, which will be expensive, will give you more use of the room throughout the year. Well-insulated walls and heating will also help. Do you want timber or uPVC? As for specialist companies versus general builders – get quotes from both but do try to have a personal recommendation. Most larger conservatory companies will be prepared to take on the necessary plastering, electrical and heating elements of the job – although smaller companies might not.

Should I buy or wait?

Q I have sale agreed a property in Dublin 14 but I'm concerned this auction next month might move prices lower. I have seen lots 25 and 26 on Saturday and both would also appeal to me. What would you consider fair value for either?

AWithout you specifying, it's obvious you are referring to the Allsop (allsop.co.uk) auction in Dublin next month of properties which are mostly being sold by the receiver. We looked at the lots you mentioned – both fine-looking detached bungalows with fantastic gardens in Dublin 14 – and Allsop states that the reserve in each case will not exceed €400,000. So it could be that each will sell for €400,050. Who knows? They could go for any amount above that. And that's the point. The bidders at the auction on the day will decide "fair value".

As you have gone “sale agreed” it’s safe to assume your finances are in place so you are in a strong position. You could visit the houses, and if one really does appeal to you, get an engineer out for a survey, check the legals with your solicitor and see if your lender will approve the loan on the house you prefer. That’s what you would do in any auction – forget the hype of it being a receivers’ auction. Or stick with your original plan to buy the house you looked at in a non-pressurised situation which you liked enough to agree to buy. If it brings you peace of mind, defer signing contracts until after the auction – as a buyer you are in the driving seat.

Your questions

Send your queries to Property questions, The Irish Times, The Irish Times Building, 24-28 Tara Street, Dublin 2 or e-mail propertyquestions@irishtimes.com. This column is a readers’ service and is not intended to replace professional advice.